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Planning Commission approves rezoning for 42‑unit project, recommends PUD with sidewalks and traffic safeguards
Summary
The commission approved a rezoning to allow a 42‑unit apartment project and recommended preliminary PUD approval with conditions including added sidewalks, a preferred access strategy toward 20th Avenue, tree buffers, and traffic‑calming measures after residents voiced concerns about notice, traffic and sidewalks.
The St. Joseph Planning Commission on June 9 voted to recommend rezoning three lots from highway commercial to R3 to enable a 42‑unit multifamily project and then recommended conditions for a preliminary planned unit development that would provide a large stormwater pond as a public benefit.
Staff described the rezoning request and said the applicant intends a PUD overlay to increase density above what straight R3 zoning would permit. The project would locate a regional stormwater pond on the eastern lot to meet anticipated ponding needs along Minnesota Street; staff said treating stormwater on‑site is a public benefit the city needs along that corridor.
Several residents who live on 18th Avenue raised objections during the public hearing. Mary Filson said she did not want to be “surrounded by apartment buildings,” and others cited narrow two‑lane sections, heavy truck turning movements at the nearby QuickTrip, and an absence of sidewalks on 18th. Resident Amy Baful asked how additional units would affect traffic and pedestrian safety on streets that currently lack shoulders or sidewalks.
Applicant Steve Keepers of Keepers Construction said the owner had considered commercial uses and that the multifamily layout reduces driveway connections to public roads by using an internal connection to the existing development to the south. “We’re taking it down to one lot. We’re dedicating that pond to the city,” Keepers said, framing the stormwater pond as a community mitigation measure.
The commission approved the finding of fact (resolution PC2025‑013) and the rezoning (PC2025‑014) by 3–1 votes. Commissioners then reviewed the preliminary PUD concept and sought stronger pedestrian connections and traffic controls. After discussion they recommended approval of the preliminary PUD with conditions that include adding sidewalk connections on 18th at the time of development (and connecting to the internal site path), pursuing access arrangements that limit direct driveways onto 20th Avenue where appropriate, adding vegetative buffering and lighting, and adding traffic‑calming measures such as speed bumps where the trail crosses new internal drives. The PUD recommendation passed 4–0.
What happens next: The rezoning and PUD recommendations will be forwarded to the City Council for final action. Staff will work with the applicant to refine access, sidewalk timing and stormwater design as conditions of the PUD.
